Del Paso Rd
Sacramento 95835 · Creekside · City of Sacramento · Coordinates: 38.65834, -121.52442
Executive Verdict · Public-Records Synthesis
Zoned C-2-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $553,000 ($487,000–$619,000).
Upsides & Opportunities
- ✓ 31 documented municipal building permits on file
On-parcel permit history is indexed through Jan 8, 2021, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (A99, all of the lot of lot)
Zone A99: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! Delayed or open permit activity on this parcel
Plan revision / deferred submittal (SUB-2002089): Pending in review for 6.8 yr (60.3× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Homecoming at Creekside (0.22 mi SE, fee estimate). Inspect timeline history before assuming near-term completion.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
- ! Year 1 Prop 13 tax reset (~$6,754/yr at $553,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$563/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Parcel & Assessor
- Lot size:
- 174,676 sq ft (4.01 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03325
- Addresses on lot:
- 2800 NEW MARKET DR; 2800 NEW MARKET DR UNIT 3101 UNIT 3101; 2800 NEW MARKET DR UNIT 3104 UNIT 3104
Zoning & Land Use
C-2-PUD — General Commercial Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-2 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-2 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-2 (commercial), not a single-family residential zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Not in a State-mapped fire hazard severity zone
- FEMA National Flood Hazard Layer
- Zone A99: 1% annual chance flood (Special Flood Hazard Area) (all of the lot) · FIRM panel 06067C0045J, effective June 16, 2015
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $487,000 – $619,000 · Status: Off market
HUD Small Area FMR (ZIP 95835) · FY 2026
Studio $2,200 · 1BR $2,310 · 2BR $2,840 · 3BR $3,780 · 4BR $4,360
Developments Deserving Closer Investigation & Active Area Builders
- Homecoming at Creekside (Fee estimate)0.22 mi SE
In "Fee estimate" for 23 mo (since Dec 19, 2024), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (186 housing units, $42,986,912 declared valuation across 1 permit).
- Phase 2 (Finaled / completed)On this parcel
High-impact scale (20 housing units, $2,659,263 declared valuation across 29 permits).
- Plan revision / deferred submittal (SUB-2002089) (Abandoned)On this parcel
Pending in review for 6.8 yr (60.3× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
- Plan revision / deferred submittal (SUB-2001819) (Abandoned)On this parcel
Pending in review for 6.8 yr (60.3× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Entity-resolved builders & contractors in ½ mile: Pwc California Builders (15 on parcel, 18 in ½ mi · New multifamily / condos / mixed-use); Pacific West Contractors Of California (1 on parcel, 1 in ½ mi · New commercial / non-residential building); Knights Pumping And Portable Services (1 on parcel, 1 in ½ mi · Electrical / panel); Foothill Fire And Wire (1 on parcel, 1 in ½ mi · Plan revision / deferred submittal); Blue Mountain Construction Services (118 in ½ mi · New single-family home).
Permit & Project History on This Parcel (31 permits, 1 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2100479 | Plan revision / deferred submittal | Complete | App. Jan 8, 2021 | $2,448,269 | EPC - Revision to COM-1905758; Resubmittal to electrical drawings approved as part of revision COM-2014536 to override c… |
| COM-2022769 | Plan revision / deferred submittal | Expired Application | App. Dec 9, 2020 | — | EPC - Revision to COM-1905758, Electrical revision on sheet E6.2 light poles. |
| COM-2019979 | Plan revision / deferred submittal | Complete | App. Oct 28, 2020 | — | EPC - Revision to COM-1905758; Revisions to Electrical Sheets |
| COM-2014536 | Plan revision / deferred submittal | Complete |